What does my ID and proof of funds have anything to do with my conveyancing in Epsom and Ewell? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Epsom and Ewell conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to ascertain not only the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your conveyancer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to make a disclosure to the relevant authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
Is it the case that all Epsom and Ewell solicitors on the Co-operative conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the SRA. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Epsom and Ewell solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Epsom and Ewell solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
After months of negotiation I have agreed a price on an apartment in Epsom and Ewell. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the primary reason for obstruction in Epsom and Ewell house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Epsom and Ewell.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Epsom and Ewell is where the house is located. What do you suggest?
Flying freeholds in Epsom and Ewell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Epsom and Ewell you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Epsom and Ewell may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I've recently bought a leasehold property in Epsom and Ewell. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Epsom and Ewell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Epsom and Ewell conveyancing firm who can help.
An example of a Lease Extension case for a Epsom and Ewell residence is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The unexpired term was 60.43 years.
I am in the market for an affordable conveyancing solicitor in Epsom and Ewell to assist me in selling my home. I I am fearful of by bill escalating out of control but with various Epsom and Ewell conveyancing solicitors to choose from...who's the best?
Where you’ve not instructed a solicitor in the past, a personal recommendation through relatives or friends is a preferable starting point and is often the best indicator of quality. Alternatively, take a look at the client references published on your solicitor’s website or use our search facility to find a conveyancing solicitor in Epsom and Ewell.